6611 RIVER PLACE BLVD TX 78730
| Owner | ASC MEDICAL 14 HOLDINGS LLC |
|---|---|
| Parcel ID | 0151370428 |
| Short ID | 439193 |
| Type | Real |
| Use Code | 55 Medical Office (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 35,628 SF |
| Land SF | 334,105 SF |
| Acres | 7.670 |
| Year Built | 2013 |
| Legal | LOT 2 BLK A TWENTY-TWO TWENTY-TWO BUSINESS PARK |
| Neighborhood | 55FNW |
| Land | $2,672,842 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,672,842 |
| Improvement | $6,889,512 |
|---|---|
| Total Improvement | $6,889,512 |
| Market | $9,562,354 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,562,354 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,562,354 |
| Taxable Value | $9,562,354 |
|---|
| Total Due | $199,216.64 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has fallen -5.7% from $10,141,000 (2021) to $9,562,354 (2025), a CAGR of -1.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $211,154. Leander ISD is the largest single contributor, at 49.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 28% of market value ($2,672,842 land vs $6,889,512 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $9,562,354, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the -1.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,885,254 by 2030, with an estimated annual tax burden around $169,126. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $199,216.64 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 48,200 SF | ✗ |
| 1ST | 1st Floor | 12,012 SF | ✓ |
| 3RD | 3rd Floor | 12,012 SF | ✓ |
| 2ND | 2nd Floor | 11,604 SF | ✓ |
| 611 | TERRACE | 1,700 SF | ✗ |
| 501 | CANOPY | 1,700 SF | ✗ |
| 482 | LIGHT POLES | 10 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +4,439 |
| Travis County | 0.3444% | 0.3758% | +3,003 |
| Travis Central Health | 0.1080% | 0.1180% | +961 |
| Austin Community College | 0.1013% | 0.1034% | +201 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $103,933.23 | $18,666.05 | $85,267.18 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $50,108.36 | $8,999.29 | $41,109.07 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $35,939.63 | $6,454.64 | $29,484.99 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,285.78 | $2,026.88 | $9,258.90 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,887.47 | $1,775.76 | $8,111.71 |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $211,154.47 | $37,922.62 | $173,231.85 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,475,947 | $9,562,354 | -0.9% |
| Assessed Value | $9,475,947 | $9,562,354 | -0.9% |
| Land Value | $2,672,842 | $2,672,842 | +0.0% |
| Improvement Value | $6,803,105 | $6,889,512 | -1.3% |
| Taxable Value | $9,475,947 | $9,562,354 | -0.9% |
| Total Tax 2026 = estimate |
~$209,246
Estimated
|
$211,154 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,475,947 | $9,475,947 | +0 (+0.0%) |
| Taxable Value | $9,475,947 | $9,475,947 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,475,947 | $2,672,842 | $6,803,105 | — | $9,475,947 | $9,475,947 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,562,354 | $2,672,842 | $6,889,512 | — | $9,562,354 | $9,562,354 | $211,154 | Verified |
| 2024 | $9,145,703 | — | — | −$6,472,861 | $2,672,842 | $— | $170,922 | Verified |
| 2023 | $9,896,130 | — | — | −$7,223,288 | $2,672,842 | $— | $188,259 | Verified |
| 2022 | $9,971,000 | — | — | −$7,298,158 | $2,672,842 | $— | $222,952 | Verified |
| 2021 | $10,141,000 | — | — | −$7,468,158 | $2,672,842 | $— | $244,487 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.9% | -0.9% | ~100% | Not available | Partial |
| 2025 | +18.5% | +18.5% | ~100% | 2.2100% | Verified |
| 2024 | -11.8% | -11.8% | ~100% | 2.1200% | Verified |
| 2023 | -7.6% | -7.6% | ~100% | 2.0600% | Verified |
| 2022 | -0.8% | -0.8% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 2.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.9% | -1.3% | -1.3% | +4.6% | 2025 | -7.6% | 2024 |
| Assessment Ratio | 100.0% | 51.6% | — | 100.0% | 2025 | 26.4% | 2021 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
| Tax Amount | $211,154 | $207,555 | ~$185,525 | $244,487 | 2021 | $170,922 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,422,927 | ~$9,422,927 | ~2.1472% | ~$202,333 | -1.5% |
| 2027 | ~$9,285,533 | ~$9,285,533 | ~2.0863% | ~$193,723 | -2.9% |
| 2028 | ~$9,150,142 | ~$9,150,142 | ~2.0253% | ~$185,321 | -4.3% |
| 2029 | ~$9,016,726 | ~$9,016,726 | ~1.9644% | ~$177,124 | -5.7% |
| 2030 | ~$8,885,254 | ~$8,885,254 | ~1.9034% | ~$169,126 | -7.1% |
| 2026 | ~$9,231,680 | ~$9,231,680 | ~2.2082% | ~$203,853 | -3.5% |
| 2027 | ~$8,912,441 | ~$8,912,441 | ~2.2082% | ~$196,803 | -6.8% |
| 2028 | ~$8,604,241 | ~$8,604,241 | ~2.2082% | ~$189,998 | -10.0% |
| 2029 | ~$8,306,699 | ~$8,306,699 | ~2.2082% | ~$183,427 | -13.1% |
| 2030 | ~$8,019,447 | ~$8,019,447 | ~2.2082% | ~$177,084 | -16.1% |
| 2026 | ~$9,614,174 | ~$9,614,174 | ~2.1168% | ~$203,509 | +0.5% |
| 2027 | ~$9,666,275 | ~$9,666,275 | ~2.0253% | ~$195,775 | +1.1% |
| 2028 | ~$9,718,658 | ~$9,718,658 | ~1.9339% | ~$187,951 | +1.6% |
| 2029 | ~$9,771,325 | ~$9,771,325 | ~1.8425% | ~$180,036 | +2.2% |
| 2030 | ~$9,824,278 | ~$9,824,278 | ~1.7511% | ~$172,030 | +2.7% |
In 2025, this property's market value of $9,562,354 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $9,562,354 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,145,703 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,896,130 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,971,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,141,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.